In July 2025, the Los Angeles City Council finalized a major housing policy change: the permanent removal of “substantial remodel” as a just-cause reason for eviction in non-RSO units covered under the Tenant Protection Act (AB 1482). This move follows a temporary moratorium and now establishes some of the strictest local protections against “renovictions” in California.
The new law, combined with Los Angeles’s Right to Counsel (RTC) ordinance taking effect in August 2025, significantly reshapes eviction rules, notice obligations, and landlord compliance requirements across the city.
Key Takeaways
- Los Angeles permanently eliminated “substantial remodel” as a just-cause eviction ground in non-RSO units governed by AB 1482.
- Limited exceptions exist only when evictions are required to comply with a government agency order.
- The policy builds on temporary moratoria enacted in 2024 and early 2025.
- Right to Counsel notices must now be attached to all eviction notices and provided at lease-up and subsidy terminations.
- Landlords must adapt compliance strategies, while tenants gain expanded protections.
Table of Contents
- Background—How We Got Here
- AB 1482 and just-cause protections
- SB 567’s statewide changes in 2024
- Los Angeles’s Just Cause Ordinance (JCO)
- What the 2025 L.A. Change Does
- City Council’s decision
- LAHD’s policy options
- Data on filings and rent-adjustment delays
- What’s Still Allowed (and What Isn’t)
- Right to Counsel (RTC) in L.A.—New Notice Obligations
- Impacts on Owners, Managers, and Tenants
- Compliance Roadmap
- Frequently Asked Questions (FAQ)
Background—How We Got Here
AB 1482 and “Just Cause” in California
The Tenant Protection Act (AB 1482) sets statewide rent caps and just-cause eviction rules for most multi-family units built before 2005. It allows certain no-fault evictions, including substantial remodels, provided landlords follow strict procedures and pay relocation assistance.
SB 567 Tightened “Substantial Remodel” in 2024
As of April 1, 2024, SB 567 narrowed the definition of substantial remodel. Landlords had to secure permits, ensure a vacancy of at least 30 days, and provide detailed notices, including a right-to-return statement for tenants.
Los Angeles Just Cause Ordinance (JCO)
Locally, the Just Cause Ordinance extended protections to non-RSO units. By layering on top of AB 1482, it ensured that landlords in Los Angeles faced stricter eviction standards compared to other California cities.
What the 2025 L.A. Change Does
The Council’s Decision
On July 1, 2025, the City Council voted to permanently ban “substantial remodel” as a valid reason for eviction in non-RSO AB 1482 units. The only exception: when a government agency orders tenants to vacate due to unsafe conditions or habitability requirements.
LAHD’s Policy Options
The Los Angeles Housing Department (LAHD) outlined three approaches. The Council chose the strictest—Option 1: complete elimination of substantial remodel evictions, except for government orders.
Data Points from LAHD
- Between January 2023 and April 2025, only 99 units were noticed for substantial remodel evictions under JCO.
- The Primary Renovation Program for RSO units is rarely used.
- Rent adjustment and cost pass-through approvals average 13 months, discouraging investment in maintenance.
What’s Still Allowed (and What Isn’t)
Still Allowed
- Evictions mandated by a government agency order (e.g., unsafe building conditions).
- Landlords must provide documentation, permits, and relocation assistance where required.
No Longer Allowed
- Using substantial remodel projects (upgrades or renovations) as grounds for eviction in non-RSO AB 1482 units.
State-Level Rules Still Apply
State rules under SB 567 remain in effect outside Los Angeles. Within the city, however, landlords face stricter limits that go beyond state law.
Right to Counsel (RTC) in L.A.—New Notice Obligations
Effective Date and Scope
The Right to Counsel ordinance takes effect August 20, 2025, requiring landlords to provide tenants with notice of their right to free legal counsel in eviction proceedings.
Required Notices
Landlords must provide city-approved notices at:
- Lease signing (lease-up)
- Service of any eviction notice
- Notices of subsidy termination (including Section 8)
- Certain administrative housing communications
Consequences for Non-Compliance
Failure to provide the RTC notice may serve as an affirmative defense for tenants in eviction court.
Impacts on Owners, Managers, and Tenants
For Owners & Managers
- Capital improvements must be planned with tenants in place.
- Longer timelines for rent adjustments create barriers to major renovations.
- Landlords must explore alternatives like temporary accommodations or credits during work.
For Tenants
- Greater housing stability and protection from displacement due to remodels.
- New rights under the RTC ordinance, including guaranteed access to legal representation.
Compliance Roadmap for Non-RSO Units in L.A.
- Confirm property status: determine whether the unit is covered by RSO or JCO.
- Check for government orders: only mandated evictions are permissible under the remodel category.
- File declarations with LAHD: for no-fault terminations, submit required documentation and relocation fees.
- Serve RTC notices: attach city-approved notices to all eviction filings and subsidy communications.
- Plan renovation timelines: account for delays in rent adjustment approvals.
Frequently Asked Questions (FAQ)
Does the ban apply to RSO units?
No. RSO properties have their own renovation framework under the Primary Renovation Program.
Can I still evict if a building is unsafe?
Yes, but only if a government order requires it.
Do I need to attach the RTC notice to a 3-Day or 30-Day notice?
Yes. All eviction notices must include the city-approved RTC form.
What about state rules for substantial remodel?
Outside Los Angeles, landlords must follow SB 567 requirements, but within Los Angeles, the local ban overrides those provisions for non-RSO units.
Are there penalties for non-compliance?
Yes. Tenants may raise failure to comply with JCO or RTC requirements as a defense in court.
Conclusion
The permanent elimination of substantial remodel evictions in Los Angeles marks a significant shift in landlord-tenant law for non-RSO units. Combined with the city’s new Right to Counsel ordinance, these changes strengthen tenant protections while adding new compliance layers for landlords. Property owners must adapt their strategies, ensure timely notice compliance, and carefully plan renovations to remain within legal boundaries.